18th Jan2012

Landlords if a picture paints a 1000 words, why take rubbish ones?

by admin

When were introduced to a new person in our lives, or visit a new client, we all know that first impressions count.

When people are looking for a houses to rent, or flats for that matter. In all cities and that includes mine, its competitive, people who are looking to rent in Bristol are looking for the best bang for their buck.

However, time and time again, when letting agents and landlords offer their properties to the market, the pictures need something to be desired. One of the principle senses we have is sight, we react immediately to what we see, more so than what we read.

So why do so many take so little attention with the presentation pictures. No one is expecting you to be a pro photographer, and often all that most agents have is point and shoot cameras, heaven forbid some agents just use their mobile phones.

Often the first and sometimes the only picture you see is the outside of the property. WHY? Actually more people are interested in seeing some good internal shots, like the living room, kitchen or bathroom, for many people the kitchen is actually the essential picture.

For rental property statistics actually show that greater interest is generated by a picture of a kitchen or living room.

As I have already said, we are not all pro photographers; however we can improve how we take and present pictures.

 

  • Firstly Check the settings on your camera are appropriate for what you are shooting.
  •  Make sure you have as much light as possible in the room.
  •  Avoid shooting from the door way and pointing the camera at the window.
  • Even with tenant’s in situ, try placing the furniture in the right places, and having a general tidy up before taking your picture, after all no one really likes to look at other people mess.
  • Bathrooms PLEASE I implore you, remove the bleach and cleaning bottles, it takes a few seconds and makes your picture look so much better.
  •  Take more pictures than you need, from various angles, then review and choose the best ones. It costs you nothing.
  •  Learn how to crop pictures and stitch them together to give a much bigger and wider angle picture of the room.
  •  Tenants love bigger rooms, make sure you capture that.
  •  Tenants want to see the benefits of renting your home over another, so make sure you highlight the benefits
  •  If it’s possible create a mood with your picture.
  •  Take your time, don’t just point and shoot. Review what you see through the lens.
Thank you for taking the time to read this article. If you have found this article interesting and useful, please feel free to leave a comment, or take the time to read some of our other informative articles.
If you have property in Bristol, please feel free to contact me, for free advice and further information. I have been a Property Agent for over 15 years, and always welcome the change to help and assist others in property related matter.
You can either give us a call 0n 0845 652 1428 or contact me via our website. www.igloolets.com
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30th Nov2011

Students… keep the noise down or learn an expensive lesson

by admin

In Bristol on July 1, in time-honoured fashion, it’s the great student changeover day. Thousands of students career around the city, changing accommodation. As a Bristol letting agent and for letting agents all over the city, it’s a busy and often fun time for all – not just the students but agents alike – as we meet new faces and personalities, and have to say goodbye to the great and some not so great student tenants.

 

Read more:-http://www.bristol247.com/2011/06/13/kevin-cox-students-keep-the-noise-down-or-learn-an-expensive-lesson/

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26th Oct2011

UNFURNISHED PROPERTIES – Why Landlord still need an inventor

by admin

It is a popular misconception among Landlords who own unfurnished properties that there is no need to have an inventory.

How wrong they are.

A property consists of more than furniture or what is known as loose contents, without stating the obvious, there as walls, ceilings, doors, windows, carpets, curtains, kitchen units, worktops. All of these have a condition when the tenancy commences.

Failure to have a comprehensive form of condition, can leave the landlord with expenses he did not expect, due to damage to doors, walls, carpets and worktops etc. Landlords can avoid these costs by having a professional check-in and check out.

So your walls were magnolia when the tenant moved in and now they are mauve. The carpets were new and now they look like a car engine has been dismantled in the middle of the lounge.

It’s easy to just take it from the deposit right? WRONG….. Long gone are those days, when it was up to the outgoing tenant to argue. These days the boot is firmly on the other foot.

It is no good just having a sheet of A4 paper just saying Magnolia Walls, beige carpets, without any form of condition or description.  Many landlords loose the arbitration case, due to lack of firm evidence of the original condition, leaving the Landlord having to cover all of the costs himself. It requires no imagination as to the cost of extensive cleaning, repairs and redecoration that is often needed.

According to the Association of Independant inventory clerks, the most common damage found in unfurnished properties includes the following:

  • Doors and walls – Damage/holes from impact, walls – nail and screw holes, drilled cable holes, impact indents from door handles, general excessive dirt and marks,
  • Painting and redecoration – Tenants repainting without permission in outrageous colours.  Often redecoration is required before the property can be let again
  • Carpets – Stains, burns, tears, sometimes whole sections cut out due to tenant damage and replaced with off cuts of a similar carpet found inside cupboards or wardrobes
  • Light fittings – Tenants take bulbs and lampshades, sometimes whole fittings and the bare wires are hanging from the ceiling
  • Kitchen worktops – Damage, burns to worktops, knife marks in worktops and chips
  • Kitchen appliances – Damage to ceramic hobs, one recently was cracked right across, fortunately the inventory was professionally compiled and the tenant was made to pay for a new hob. Broken shelves in fridges, damage to washing machines and dish washers
  • Bathrooms – Cracks in sinks toilets and baths – bathroom suites are very expensive to replace and sometimes hard to match when replacing only one item
  • Windows – Common damage are chips and cracks, broken window fittings
  • Gardens – If the condition is not clear at time of check in, gardening is very expensive – £20 per hour is normal – and the landlord, without any firm evidence, will be picking up the bill. Every area of a garden needs to be listed on an inventory, not just the grass, but the condition of the borders, weedy or not, patio – weedy, mossy, stained etc. Loose or broken flagstones – as always detail is needed to be able to judge what additional damage has occurred
  • Cleaning – if the inventory does not categorically state the cleaning condition of every area, then the landlord will be stuck with the cleaning bill after the check-out.

On average a check in and checkout costs little more than £50 on each occasion with the Landlord either paying for the check in or checkout.  Which has to be a bargain when you consider how much the costs could be otherwise

If you have found this blog useful, please comment below or better still share it with others. Feel free to look at some of the other content.

If you are considering investing in Bristol or need assistance with your existing portfolio, I have over 15 years experience in Letting and Property Management in Bristol, letting properties from studios to Penthouses. Feel free to call me today on             0845 652 1428       or contact me at www.igloolets.com

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13th Oct2011

Are your tenants sitting comfortably – Choosing a sofa for a student house

by admin

One of the biggest expenses in any rented property is furniture.

Having been a letting agent in Bristol for numerous years, and having spent a good few years with one of the largest student providers of accommodation.  I have seen the good and bad in all types of student houses.

One of the issues one had to constantly face is seeing a house full of furniture, that quite frankly, for the most part, was fit for the skip. The old adage ‘well their only students, so it doesn’t matter’.  Quite frankly that is the opposite these days, with the boom in Buy-to-Let a lot of Landlords got onto the student band wagon, and now Landlord face much more stiff competition when it comes to letting out there property.

If you have a house of 4-5 students Sofa’s are one the things in a student property that get some of the hardest wear.

It’s all very well going out and getting a replacement from the local charity shop, but bearing in mind, people don’t always just get rid of things because they are tired of the style, they get rid of them because they are past their best.

So which ones to choose?

You need something that is a reasonable cost, hardwearing and is comfortable.

Independently I asked two Landlords on my twitter stream, who I know have reasonable sized portfolios of both student and room only shared properties, for their recommendations.

Something which came of no personal surprise to me at all, was they both recommended IKEA.

Now we have all heard of the horror stories of getting lost in IKEA and that the furniture falls apart just as quick as you look at it. But in my opinion, IKEA furniture assembled well does stand the test of time.

The Klippan range from IKEA has a basic style but comes in a range of colours at a reasonable cost and has interchangeable covers.  Prices range from £180-409 depending on finish, one advantage of this range is that they do come with removal covers, which can washed or changed for a newer style. My advice with this type of sofa is to buy a few sets of covers, so they can be washed on a regular basis, make sure you buy a practical colour which doesn’t show the dirt.

The other recommendation was again from IKEA and was the Ektorp which is a leather look alike sofa which can be purchased for as little as £359 for a two seater, this was recommended on the basis of durability and style, easy to clean, and the fact that after 3 years and 5 tenants using it still looks good as new.

It is always good to get a second practical opinion, and having seen both of these recommendations in situ and being used. I would have to say I agree each one is a good choice.

If you have found this article of interest, please feel free to leave a comment, I reply to them all, better still subscribe, or tweet it along.

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23rd Sep2011

Are studio flats a good investment?

by admin

Interest rates have never been lower, with rents rises and house prices falling, if you have some spare cash is now the time to jump into the buy to let market.  The purchase of a Studio flat does not often require such a large capital outlay. But do studio flats make such a good investment?

Often cheaper to purchase than a one bedroom flat, purpose built studios are often no very big in terms of square footage, and compromising on space for the sake of initial out lay may not represent value for money. Increasingly Estate agents value properties on square footage, which may well in real terms not make studios so appealing.

As with all property investments, location is key, when investing in a studio flat.  Studios have a more limited appeal. Estate agents will often have studios on their books for a lot longer than other types of flats, due to their postcodes and the demographics of the area. Whilst those in core city centre locations being snapped up straight away.

There are some drawbacks to consider when considering investing in a studio, space is one. If you have additional bedrooms, it does provide you with the option to appeal to a wider market. Tenants do not often stay for long periods in studios, and you therefore may well have increased costs with void periods and additional re-let fees. Also when the property market picks up again, it could mean it has less appeal should you wish to sell on.

Financing for a studio purpose can also prove to be hard. Mortgage providers are not always keen to lend on studios, often because lenders are concerned about the potential resale.  Often lenders will not consider anything less than 380 square feet for mortgage purposes.

Despite saying all the above, studios can still make good investments, but location is the key. They can make ideal serviced apartments, or short term corporate lets. Look for prime central locations with good access to transport links and eateries. Look for locations in up and coming areas that attract professionals who have more disposable income.

Like with all investments there is always a risk, but with careful research a studio could well be the best investment for you.

If you are considering investing in Bristol or need assistance with your existing portfolio, I have over 15 years experience in Letting and Property Management in Bristol, letting properties from studios to Penthouses. Feel free to call me today on 0845 652 1428 or contact me at www.igloolets.com

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08th Sep2011

Dealing with tenants in arrears of rent

by admin

Unless you’re a really hardnosed Landlord, dealing with tenants in arrears in often not an easy position to be in. Often this is the reason a Landlord will appoint a letting agent, that should the situation arise they don’t have to communicate with the tenant on such matters.

What can make the situation extremely difficult is if in the past the tenant has been reliable. The main principle is to communicate and then communicate some more. Often Landlords and Lettings agents alike let the situation get out of hand and then, sadly that is when the acrimony sets in.

If the tenant has truly up to that point been reliable, I would always recommend giving some leeway you might even consider giving them a rent reduction for a couple of months on the basis that they make it up in the future. Truly good tenants are priceless. You need however, to get the proposal in writing and agreed a good payment plan helps.

When it comes to tenants who fail to communicate their situation and just stop paying rent without explaining their situation you have to take a much firmer stance. They should be served with a possession notice (often a section 21 or section  8 ) if this does not amend the situation at least you these in place, and once these have been served the clock is ticking in the landlord favour.
I have always been recognized as both a fair Letting agent and Landlord, however, I have never been an advocate that Landlords should be expected to house tenants free of charge. I often say to the tenants if you go the grocery store and when at the checkout ask to pay in a month’s time for the groceries, I think we will all know the response.

It does not do your tenant any favours if you let the arrears build up, it is better for all concerned parties to take action fast.

If a tenant has money troubles, for some reason the first thing they stop paying is the rent! Few curtail their social activities. Rental arrears unless nipped in the bud will just escalate out of control. If a Landlord you remain silent hoping the tenant will sort it all out, the tenants will just pay their more vocal creditors and allow the arrears to rise.

However nice the tenant is, if they cannot rectify the arrears at the end of the following month, that is when you have to serve notices, even if you explain in a courtesy manner, the reasons for your actions. Because failure to act could mean that if all things turn sour and the arrears level continues not only will you have lost money but also time in getting back possession of the property.

If a landlord contacts the tenants immediately the rent falls into arrears, the tenant will no doubt make more of an effort to pay. Long term this will be to his advantage, as his problems will only be made worse if he is homeless.

If you are considering investing in Bristol or need assistance with your existing portfolio, I have over 15 years experience in Letting and Property Management in Bristol, letting properties from studios to Penthouses. Feel free to call me today on 0845 652 1428 or contact me at www.igloolets.com

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06th Sep2011

Why deposits are importance

by admin

No doubt you have heard the old adage ‘Something is better than nothing’ having been called a fair letting agent and also Landlord. I have always been an advocate of the deposit scheme. However, I know that not all Landlords and lettings agents have been.

Occasionally I am told by landlords that they don’t take a deposit, it’s not worth the hassle. This kind of comment always amazes me. Even if your only just renting out rooms, to replace a well soiled carpet would cost you £150-200 pounds. Whilst you have to prove that the tenant damaged the property, prior to any deduction being made, if adequate preparation is made at the commencement of the tenancy, most disputes can be avoided.

With many tenancies these days’ deposits can amount to thousands of pounds. Often a clean and rectification of damage might only require spending a few hundred pounds. If you have no deposit to even start with your on a looser before you start! I would like to think that you are by now realizing where I am coming from.

To set the benchmark with properties that we manage, it is important to check the property completely before new tenants move in. Making sure that little niggly things are rectified. If your property is presented right at the start of the tenancy, more often than not the property is returned in a reasonable condition.

In my previous post “Why do I need an Inventory?”, if at the end of the tenancy you have a disagreement with your outgoing tenant about the condition of the property or ‘that inevitable red wine stain’ there is little point in beating yourself up over the best course of action you might just as well have it settled through the arbitration service which was set up as part of the Deposit Protection Scheme(s)

In the Housing Act 2004, a new law was introduced that meant any monies received by Landlords as a deposit must be protected within 14 days with one of the aforementioned tenancy deposit schemes. There are plenty of options for Landlords when it comes to choosing one, and the process is fairly straightforward, with the deposit normally being protected by the scheme until the end of the tenancy where it is returned to the relevant party.

As a leading lettings and property management agent in Bristol, we include protecting deposits as standard with both our Fully Managed and Let Only Service. We believe in having our Landlords covered.

If you are looking for further FREE information or assistance on renting out your property in Bristol, I have over 15 years experience in Letting and Property Management in Bristol, letting all various properties from studios to Penthouses. Call me today on 0845 652 1428 or contact me via our site  www.igloolets.com

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01st Sep2011

Why Do I Need an Inventory?

by admin

One of the top ten questions I am asked by a prospective Landlord when I go to look at a property, is “If I am going to let out my property unfurnished Why do I need an inventory? Quite simply the answer is always yes.

Even when the property is going to be let unfurnished, you will still be providing some things that can potentially be damaged such as a fitted kitchen, a bathroom, and even such things as walls and carpets.

An inventory or schedule of condition is increasingly fundamentally important, now that deposits are protected. When a tenancy comes to an end and there is a rather noticeable mark on the light cream carpet, no doubt as a landlord you will expect some form of compensation. Without an inventory, you chances of success are limited, as often the tenant will say “But it was like it when we moved in”

Statistics have read that over 80% of deposits are returned to tenants and not landlords because they fail to have a professional inventory prepared at the commencement of the tenancy. In the past a Landlord has been able to deduct money from a deposit and the tenants has to fight their case not to have deductions made, with the changes in the deposit rules, this has now changed and the onus is on the Landlord to prove a case for deposit deductions.

What was then is past what is now is the present, still often many landlords feel it is a false economy to have a professional inventory prepared., or simply they didn’t know how to do one. Sadly just making a list of items present without pictures or descriptions is no longer good enough.

Even if as a Landlord you still choose to do your own inventory, here are a few basic steps to consider

List the rooms in your property in a logical order

List the contents and everything you can see from top to bottom

Remember things such as curtains, curtain poles and alarm sensors

Make a note of any marks/stains as you go

Take a series of photographs of each room and any large or noticeable stains/marks

Photo the inside of ovens, toilets, baths and washing machines etc.

Have the tenant check and sign the inventory to say they agree with it, before they move in

These tips are not exhaustive, but taking them into consideration will certain benefit you in the longer term

At igloolets.com we are able to provide the full services of qualified and accredited inventory clerks as part of our Managed and Letting only services. So you can be assured and confident that this has been taken care of before the commencement of the tenancy.

For more information why not call us today on 0117 230 5056 or email us at admin@igloolets.com

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30th Aug2011

How long will it take to rent out my property?

by admin

When valuing a property for letting I am often asked during conversation with Prospective Landlords, “How long will it take to let out my property” Each landlords circumstances are different, some want to hit the ground running so like to be prepared and think ahead. For some others they need to schedule maintenance works or remodeling improvements, in line with availability dates.

I would always say that the earlier you market the property, is better in the longer term.

If you wait until a property is vacant before you beginning marketing, you then have to allow the time it takes for suitable tenants to be found, referenced, safety checks and paperwork to be completed. In some cases the prospective tenant may even have to serve a month’s notice on their existing Landlord, before they can move in.

The problem with this is that there can be a lengthy delay between, periods, when someone actually expresses interest in a property and when actually funds actually begin to get to the landlord. Marketing a property earlier can reduce void periods between tenancies to a few days, even hours in some cases.

One secret to success in letting out your property, is to have it professionally managed by a letting agent specialist such as Igloolets.com. It is a common trait of Landlords to focus on the initial let, but it is more important to focus on what happens during the tenancy and in between lets. If you decide to have your property managed, ask how your agents plans ahead , will they communicate with the tenants or expect the tenant to communicate beyond the fixed term of the tenancy, to find out their intentions.

Also ask to see the agents terms and conditions to see if there are any hidden charges, regarding renewal fees, Will the tenants be charged at the end of the first 6 months, this is often a big turn off to tenants when they are considering what to do at the end of the fixed term. Even for the Landlord paying an additional remarketing fee along with a void period may well mean you end up paying in more ways than one.

At igloolets.com we like to have regular communication with tenants and Landlords we feel I makes for a longer and better relationships. You can also be assured that at Igloolets.com were feel that charging a tenant and Landlord renewal or re=lettings fees on our managed properties is unfair. So you can feel confident that you will not be stung by any small print hidden charges.

Why not check out our website www.igloolets.com for more information, or call us on 0117 230 5056 you can also email us at admin@igloolets.com.

Category : landlords, move in, tenants, tenants incentives, Uncategorized
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25th Aug2011

Does your Landlord have a BIG one or small one – Why size does matter

by admin

Photographs which are no larger than thumbnails creates problems when it comes to damage disagreement at the end of the tenancies

According to Pat Barber, of the Association of Independent Inventory Clerks, inappropriate and often inadequate sized photographs are regularly used in both the inventory check-in and check-out.

The practice leaves the owners subject to potentially costly litigation and time consuming disputes over wear and tear, with tenants winning their case if it goes to arbitration, because of the use of thumbnail undated pictures, where it is extremely difficult to see the details of the alleged damages

It is not just a small low-resolution photos, which cause problems.

Recently a case was lost, because the Landlord felt that all that was needed was to take a few photographs (sadly all undated) and provide no other written evidence as to the condition of the property at the commencement of the tenancy. Unfortunately the landlord had to finance some expensive replacements

Barber, president of CNA, said: “The inventory reports must contain a complete description of a building and its contents, with details of each bit of damage and its exact location at the beginning of the lease. This can be supported by photographs – but they must be of high quality printing up to A4 or A3, so that damage can be clearly seen, or supplied on a disc

“The photographs can not replace an accurate statement and properly detailed inventory . A landlord has no evidence to prove that the property has been damaged in any way during the tenancy if he / she must rely on the thumbnail images of poor quality, and therefore may find it almost impossible to retain any of the deposit from tenants. ”

Barber points out that the evidence presented to the arbitrators to resolve disputes with damage must include both “before” and “after” pictures, with a clear narrative of what the image is displayed, for example, colour, description of ‘ object, marks on the surface.

Photographs must include something to show the scale of the image, and should clearly show the condition of the property at the time.

Although the images are to be included in the inventory as a further mark of reference, they should be a decent size.

The photographs must be dated, most modern camera can be set to automatically do this

If the photographs to be printed, the printer needs to be good quality. Too often, inexpensive printers distort the colours. Even good quality printers distort the colours when they are starting to run out

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